Tegallalang district · Gianyar
Tegallalang, terraces, cool air and the strictest land check
Tegallalang is the district north of Ubud whose name every tourist knows from the Ceking terraces. For an investor it is the most 'Ubud' landscape and the tightest frame. Most of the land is protected rice fields, and since 2026 converting them to a villa is a criminal matter. Here we run Sun Rise, 19 units in two formats, sold out and under construction.
Where it is
Tegallalang district starts north of Petulu and runs towards Kintamani. Its centre is Tegallalang village on Jl. Raya Tegallalang, with the Ceking terraces just south of it. The district's southern villages (Kedisan, Keliki, Kendran) are 10–15 minutes from central Ubud, Tegallalang itself 20, and from Lodtunduh to the terraces 30 minutes. The airport is an hour or more.
Higher than Ubud, cooler nights, morning mists. The terrain is deep river ravines with terraces on the slopes. Sun Rise sits in a rice landscape 10 minutes from Ubud, per the project data.
Zoning and where building is possible
Tegallalang is the heart of the subak, the irrigation system inscribed as a UNESCO cultural landscape (2012). A large share of the land is LP2B and LSD, a green zone where conversion is barred, while residential development lies along roads and in villages. Bali Perda 4/2026 made converting a rice field into a villa a criminal offence (up to 5 years and IDR 1 billion), and the 2026 moratorium restricted new permits in overheated zones.
The practical conclusion is that here, even more than elsewhere in Ubud, a "terrace-view plot" turns out to be a field. The checks are the RDTR map, an LSD/LP2B enquiry through the notary and a KKPR for the exact coordinates. For Sun Rise the project file holds the NIB, SPPL, zoning-conformity materials and surveys. There is no final PBG/SLF with a number, and we do not call the project delivered until handover is confirmed.
Water and terrain
In the upper river reaches water exists, but it is irrigation water. The subak allocates it to the fields, and a plot cannot block a channel. Wells are deeper than in the south, and a commercial villa needs a SIPA. Ravines are the prettiest and most problematic spots, with cliff setbacks and terrace landslides after downpours (the Bali Net Zero risk map lists "terrace landslides" as precisely the agricultural belt's risk).
Infrastructure nearby
Along Jl. Raya Tegallalang there are cafés and terrace viewpoints, craft workshops (the area is known for carving and décor exports), minimarkets and warungs. Clinics, schools and coworkings are in Ubud, 10–20 minutes away. For guests it is a "retreat and terraces" location, not "strolling the centre". For long stays the distance to a café and market matters.
Prices and demand
Land in the roadside villages is within the Ubud range of $250–750/m², cheaper to the north and dearer by the view ravines. But most of the beautiful plots cannot legally be sold for building. Sun Rise has 19 units, 15 compact 36 m² one-bedroom villas with their own pool and 4 two-bedroom 81 m² villas. All 19 of 19 are sold, the master plan is dated 26.02.2025, and construction is ongoing (July 2026 photos). The project page has no price list and no "last villas", since demand was proven by the result.
Who it suits. A small-ticket investor in a compact format and retreat guests. Those who need Ubud's evening centre should look at the southern villages.
DOMA projects here
FAQ
Can I buy a plot with a view of the Tegallalang terraces?
With a view, yes, if the plot itself is in the residential zone and not in the LSD/LP2B. The terraces and most surrounding fields are protected green zone, and converting them for a villa has been a criminal offence under Bali Perda 4/2026 since 2026.
Is Sun Rise delivered?
No. All 19 units are sold and construction is ongoing (latest photos July 2026). We do not call a project delivered until handover to owners is confirmed, and we do not mark a PBG/SLF as obtained without a numbered file.
How long to the centre of Ubud?
From the district's southern villages it is 10–15 minutes (Sun Rise in 10 per project data), from Tegallalang village itself about 20. From Mirador in Lodtunduh to the terraces it is 30 minutes.
Read more
- Bali's Rice-Field Law No. 4/2026 and why a villa on farmland is now a criminal matter
- What Bali's Construction Moratorium Actually Restricts in 2026
- Water and utilities at a Bali villa, well, PDAM and the SIPA permit in 2026
Sources: Google Maps measurements from project pins (29.08.2026), DUVI index Q3 2026, LandLoom (05.2026), Magnum Estate (06.2026), Bali Net Zero coalition, Bali Climate Week 11.09.2026, Perda Bali 2/2023 and 4/2026, Betterplace operator reports for Green Harmony (2025). Not a public offer.
We'll match a villa to your brief
Tell us your budget and goal and we'll send a shortlist with prices, floor plans and a yield calculation. No pushy calls.